1900 17th St · Bessemer, AL 35020

$72,000

2 bd · 1.0 ba · 968 sqft · SingleFamily public records · 5 Days on market

Built 1963 6,098 sqft lot Est $76k · 6% under

---

Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +10.1/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 2 BR - 1 bath home. New Roof! This home features living/dining rm, ESIK, Den, large rooms, central heat & air, vinyl siding, 1 car carport, fenced back yard, corner level lot. Don't miss out on this one.

Key facts

• Fenced back yard
• Corner level lot
• New roof

Tags

• NEW ROOF
• FENCED BACK YARD
• CORNER LEVEL LOT

Property features AI

Finance

• Other: Lot size approximately 0.14 acres; Subdivision: Bessemer
• HOA & community: No association fee

Exterior

• Parking: Attached parking; Driveway parking; 2-car carport spaces
• Utilities: Public water; Connected sewer; Electric water heater; Internet service available
• Home design: Existing structure; Single-story living (rooms listed at main level); Siding: vinyl; Slab foundation
• Construction: Vinyl siding construction
• Exterior features: Fenced yard; Not waterfront; No pool; No patio, deck, or garden/patio listed

Interior

• Kitchen: Laminate countertops; Electric cooktop; Refrigerator
• Bedrooms: Two bedrooms on the main level; Den/Family room on the main level
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom with tub/shower combination on the main level
• Heating & cooling: Dual heating systems; Dual cooling systems
• Interior features: Smooth ceilings; No additional interior features listed
• Laundry & utility: Laundry on the main level in a closet; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $-60 ($-722/yr) — negative.
• To cash-flow at today's rent, offer at most $61k (14.8% below list).
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $61k (14.8% below list) — sets the bar for cash-flow.
• Cap rate 12.4% vs local median 5.9% in Bessemer — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 59/100 on livability (#331 in AL) — a working-class tenant base; expect higher turnover. Strengths: commute A+, cost of living A+, housing A; Watch: crime F, amenities F, employment F.
• Bessemer City (suburban): math 3% / reading 19% proficiency, ranked #120 of 129 in AL (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 87% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Abrams Elementary School (math 2% / reading 17%, grade F, #568 of 627 statewide, top 94%, 254 students, 78% FRL); Bessemer City High School (math 2% / reading 8%, grade F, #276 of 305 statewide, top 95%, 850 students, 61% FRL) — zoned schools average 69% FRL vs 87% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents falling (-3.1%/yr); 115 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).
• This rent runs 36% of the median local income ($35k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $498 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Jefferson County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $30k; list at $72k implies a 143% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wind risk, 41% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,368 (14.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.46% ✓
• Cap rate: 12.40%
• Cash-on-cash: 21.81%
• DSCR: 1.97
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $76,472
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1712 Long 14th St N	0.28mi	3/1.0 (+1)	959 (-1%)	2mo	$47,000	$49	78
1500 Long 14th St	0.44mi	2/1.0	960 (-1%)	2mo	$80,000	$83	76
2225 19th St N	0.39mi	3/1.0 (+1)	888 (-8%)	1mo	$35,000	$39	62
1822 Short 18th St N	0.13mi	3/2.0 (+1)	1,100 (+14%)	4mo	$146,000	$133	59
1308 22nd Ave	0.55mi	3/1.0 (+1)	1,000 (+3%)	10mo	$79,000	$79	55
2313 N 20th St	0.51mi	2/1.0	1,064 (+10%)	13mo	$45,000	$42	49
2221 Short 14th St N	0.42mi	3/1.0 (+1)	1,075 (+11%)	11mo	$40,000	$37	48
1314 22nd Ave N	0.54mi	3/1.0 (+1)	1,038 (+7%)	13mo	$67,500	$65	47
1802 25th Ave N	0.68mi	3/1.0 (+1)	1,015 (+5%)	16mo	$105,000	$103	42
1321 25th Ave N	0.74mi	3/1.0 (+1)	1,080 (+12%)	4mo	$108,000	$100	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -28.5%
• Equity multiple: 0.09×
• Total profit: $-18,329
• Equity at exit: $10,735

10-year hold

• IRR: -72.0%
• Equity multiple: -0.58×
• Total profit: $-31,779
• Equity at exit: $6,225

Cash invested: $20,160 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Alabama: 90 Strongly Landlord-Friendly · R+15
• County: — inherits STATE
• City: — inherits STATE

Right-to-evict in 7 days for non-payment; no rent control; preempted statewide; courts move quickly.

Methodology + full state rankings →

ZIP-level market 35020

• Home prices YoY: -24.2%
• Rents YoY: -3.1%
• Active inventory: 115
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,054 high
• Mortgage (P&I): −$378
• Tax from tax record: −$58 /mo · $701/yr
• Insurance: −$30
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $-60

Break-even live

Break-even rent $1,130

Max offer price $61,368

Occupancy floor —

Sensitivity live

Price	-10% $-19	-5% $-40	+0% $-60	+5% $-81	+10% $-101
Rent	-10% $-143	-5% $-102	+0% $-60	+5% $-19	+10% $23
Rate	-1.0pp $-24	-0.5pp $-42	base $-60	+0.5pp $-79	+1.0pp $-98

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2234 19th St N Bessemer, AL	2.0	1.0	1106	$975	$0.88	44d	1	0.38mi
1314 22nd Ave N Bessemer, AL	3.0	1.0	1038	$1,000	$0.96	44d	1	0.54mi
1623 26th Ave N Bessemer, AL	2.0	1.0	1004	$1,095	$1.09	12d	1	0.72mi
2423 Circle Dr Bessemer, AL	2.0	1.0	732	$1,050	$1.43	44d	1	0.92mi
1015 11th St N Bessemer, AL	2.0	1.0	876	$975	$1.11	12d	1	0.96mi
817 15th St N Bessemer, AL	3.0	2.0	1116	$1,125	$1.01	4d	1	0.98mi
719 16th St N Bessemer, AL	3.0	1.5	1085	$1,075	$0.99	24d	1	1.05mi
2822 Brooklane Dr Bessemer, AL	2.0	1.0	975	$1,000	$1.03	44d	1	1.39mi
830 5th Ave N Bessemer, AL	3.0	1.0	1072	$1,000	$0.93	44d	1	1.47mi

Listing history 4 events

1. 2026-06-21
   days on market $72,000 Active 5 DOM
2. 2026-06-18
   days on market $72,000 Active 2 DOM
3. 2026-06-16
   remarks 215-char remark
4. 2026-06-16
   listed $72,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AL · Resets to sale price

• Current annual tax: $701 · $58/mo
• Projected year-2 tax: $701 · $58/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 41% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,643
• − Mortgage interest: −$4,033
• − Property taxes: −$701
• − Insurance: −$5,478
• − Repairs & maintenance: −$1,011
• − Management: −$1,011
• − Depreciation: −$2,095
• Taxable loss: −$1,687
• Est. tax savings @ 24.0%: +$405
• After-tax cash flow: $-317/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Bessemer City
• NCES district ID: 0100330
• Math proficiency: 3% ▼ -18.00%
• Reading proficiency: 19% ▼ -3.00%
• Median HH income: $29,721
• Composite: 8.45/100
• National rank: #9905
• State rank: #120 of 129 in AL

Livability — Bessemer

• Score: 59/100
• State rank: #331
• US rank: #20078

Category grades

Amenities F Commute A+ Cost of living A+ Crime F Employment F Housing A Health & safety F User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bessemer, AL
• County: Jefferson County · 527,445 people
• City population: 48,018
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 24,892
• Household income: $35,362
• Rent vs Own: 40.6% rent · 59.4% own
• Severe rent burden: 1001.0

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 669,185 people
• By 2030: 669,694 · +0.1%
• By 2040: 661,388 · -1.2%
• By 2050: 643,086 · -3.9%
• By 2075: 577,267 · -13.7%
• By 2100: 474,758 · -29.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (74%)
• Race & ethnicity: Black 74% Hispanic / Latino 13% White 11% Two or more races 6%
• Hispanic origin (detail): Mexican 10%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 11%

Political lean MEDSL · Jefferson

• 2024 margin: D (+10.4) · D 54.6% · R 44.2% · Other 1.2%
• 2008→2024 swing: +5.4pp toward D · 2008: 5.1pp · 2024: 10.4pp
• All cycles: 2024: D+10.4 2020: D+13.2 2016: D+7.2 2012: D+6.0 2008: D+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.54%
• Current HPI: 179.7702
• Rent YoY: ▼ -3.12%
• Metro: Birmingham-Hoover, AL
• State GDP YoY: ▲ 2.94%
• F500 in state: 4

Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

+142.9% since first listed

3 events — show timeline

• 2026-06-16 Listed $72,000 Greater Alabama MLS
• 2020-04-22 Price Changed $58,000 Greater Alabama MLS
• 2018-02-02 Sold (Public Records) $29,640 Public Records

Property tax history

+12.1%/yr

Latest (2025): $701 · +0.0% YoY. Source: county tax records.